You're right to question what the most effective tool is for tracking your rental income, expenses, and the flow of money across multiple properties. 

You can often snag multiple units for the price of one in DC, leading to much stronger monthly cash flow, though you'll typically see slower appreciation and higher taxes.

That said, I can also see attractive opportunities in other property types and sometimes wonder whether narrowing too tightly to MF early on is necessary or whether it’s simply the most executable starting point.Beyond technical guidance, I think there’s real value in accountability — having someone help pressure-test decisions, keep momentum, and make sure things actually move from analysis to action.I’m not looking to learn real estate fundamentals.

The 4th tenant moved in and now the neighbor keeps texting me saying she’s blasting her music and it’s keeping her baby up, she’s always screaming at someone and apparently the neighbor has called the police on her multiple times.

The number of tourists in the multiple locations on the NC side.

The 100-hour test is one of seven material participation tests - you may be able to pass one of the others, although test #1 (500 hours) and test #3 (100 hours) are most preferred.

I do think CA has an affordability issue that will test markets, but socal has many factors that will maintain demand.

So far this tenant pays rent on time and long term for multiple years.

Working on multiple ideas to contact agents.

As far as the question regarding the valuation methodology for the practice... typically practices are valued based on a percent of previous years' collections, a multiple of EBITDA or a combo of both.